Roxeth Green (office) ZED

Planning Permission granted - on appeal. You can view details of the appeal decision here.

The application site is adjacent to HarrowZed, which is shortly to be regenerated by the construction of new apartments, office space and other commercial space.

The vision for RoxethZed is to transform further semi-derelict, industrial land into a vibrant mixed-use environment complementing the existing regeneration already underway.

We are proposing the regeneration of the railway arches and the creation of a new pedestrian thoroughfare (running between the new units in the arches and the new HarrowZed apartments) to bring new life and employment to the area and create a link between Roxeth Green Avenue and Stanley Road.

As further land becomes available, this link may be extended further along the railway line to improve pedestrian and cycle routes and create additional new units within the arches.

The application site was previously occupied by a single storey garage facility and forecourt. To the east, an access road serves an electricity sub-station with residential properties beyond fronting onto Roxeth Green Avenue. To the west will be the new pedestrian thoroughfare with the new units within the railway arches opposite. Roxeth Green Avenue forms the northern boundary of the site and, beyond the railway spur that projects out from the viaduct, the new pedestrian thoroughfare continues to the south of the site towards Stanley Road.

It is felt that, to further enhance the vitality and viability of the area and the pedestrian thoroughfare, the land available between Roxeth Green Avenue and the railway spur could be better utilised. It is therefore proposed to construct a small office building, which would complement the adjacent mixed uses proposed within the railway arches. The development will also provide a more effective transition between the residential development and the arches. It will screen the sub-station and add more interest to the street scene on Roxeth Green Avenue.

The floor plate available for the offices was determined by the curve of the spur of the railway structure and the need to maintain a generous width for the pedestrian area. This has enabled an imaginative design for the building to evolve that also makes the most effective use of the space available. The height of the proposed building has been limited to three storeys. This relates well to the height of the railway arches, ensures that it is not overbearing in the street scene and ensures an acceptable relationship with the nearest flats within the Biro Works development.

The building is proposed with a green roof that has access for maintenance. The green roof will provide excellent insulation, provide a habitat for wildlife and minimize and delay water run-off. The proposal also includes the use of solar panels and seven small wind turbines at roof level to provide power to the building. The wind turbines have been located away from the residential units and are of a specification designed specifically to work well in residential areas with minimal noise levels.

In addition to the seven parking spaces under the building, one disabled car parking space will be provided adjacent to the reception area. Cycle parking and motorcycle parking will also be available at ground floor level. Within the building, level thresholds will be provided and all the normal accessibility requirements will be met or exceeded. A passenger lift, suitable for use by disabled persons, will serve all floors. A disabled toilet will be provided in the ground floor reception area.

The scheme is designed as a state of the art sustainable development with the following features:-

• "Green roof", as previously described.
• The orientation of the scheme maximises passive solar gain with large areas of glass facing south-west and only insulating glass blocks facing north-east. Solar gain during winter months is thus maximised. Sun shades project from the façade ensuring that mid-day sunshine is restricted to prevent overheating in the summer months.
• The narrow plan form allows for natural cross ventilation to avoid the need for air-conditioning.
• A continuous bank of solar thermal collection cells facing south-west to provide heating top up and hot water.
• Seven small wind turbines maximise the available wind power.
• The fabric will be extremely well insulated to minimise heat loss, and the floor structure is likely to be of high thermal mass to balance out external changes in temperature, providing a stable internal environment.